What Afiniti Residences is
Afiniti Residences is the residential tower of Afiniti Medini, a five-acre development on Jalan Medini Utara 4, off Lebuh Medini Utara in Medini North. The developer is Afiniti Residences Sdn Bhd, a wholly owned subsidiary of Pulau Indah Ventures, and Pulau Indah Ventures is a 50:50 joint venture between Khazanah Nasional and Temasek Holdings. Both are state investment companies, one Malaysian and one Singaporean.
The tower holds 147 units on 21 residential levels. Tenure is leasehold. Construction started in early 2013 with completion targeted for the end of 2015, and iProperty lists the completion year as 2016. Around it sit the other parts of Afiniti Medini: the Somerset Medini serviced apartments run by Ascott, the CIMB Leadership Academy training centre, a wellness centre the developer lists Parkway Pantai as occupying, and a row of retail. An 87,050 sq ft garden called the Oasis ties the blocks together. It was designed by Grant Associates, the firm behind Gardens by the Bay in Singapore.
The launch on 8 June 2013 is still talked about. All 147 units went by ballot on the day, with KPMG observing. Bernama reported that Malaysians took 72% of the units and Singaporeans 25%, at prices from under RM500,000 for a studio to just under RM1 million for a two-bedroom with study. That worked out to RM850 to RM1,000 psf.
Layouts
There are seven layouts, and the developer's plans show the 983, 991 and 1,064 sq ft types with two bathrooms.
| Type | Built-up | Bedrooms | Who it suits |
|---|---|---|---|
| Studio | 484 sq ft | Studio | Hospital staff on a single contract, lowest entry price in the block |
| Type 1 | 715 sq ft | 1 plus study | The most advertised small unit. Single professionals and couples |
| Type 1A | 790 sq ft | 1 | Same tenant pool, 75 sq ft more space |
| Type 2C | 983 sq ft | 2 | The most advertised two-bedroom. Small families and sharers |
| Type 2B | 991 sq ft | 2 | As above |
| Type 2 | 993 sq ft | 2 | As above |
| Type 2A | 1,064 sq ft | 2 | The largest layout. None was advertised for sale on 4 October |
Adverts quote 467, 517, 725, 753, 759 and 980 sq ft for units that should be one of the seven sizes above. Check the size on the title or SPA, not the listing.
Asking prices today
On 4 October 2026 I went through the 13 sale adverts on iProperty and the 10 on EdgeProp. Several are the same home advertised by more than one agent, so read this as a count of adverts.
| Size advertised | Asking price | Roughly psf |
|---|---|---|
| Studio, 467 to 517 sq ft | RM294,600 to RM299,000 | RM570 to RM640 |
| 1-bed, 715 to 725 sq ft | RM340,000 to RM479,000 | RM476 to RM661 |
| 1-bed, 753 to 759 sq ft | RM380,000 to RM418,000 | RM501 to RM555 |
| 2-bed, 980 to 993 sq ft | RM580,000 to RM698,000 | RM590 to RM710 |
The spread on the small units is the thing to notice. Three adverts ask RM340,000 for the 715 sq ft layout, fully furnished. Another asks RM450,000 for the same 715 sq ft. That is RM110,000 more, or 32%, for the same floor plan in the same tower. Floor and furnishing explain a little of it. Start any negotiation on a one-bedroom from the RM340,000 adverts.
The two-bedrooms are tighter. Five adverts sit at RM580,000 for 983 sq ft, and the rest climb to RM698,000. I would treat RM580,000 as the real asking level and anything above RM620,000 as an owner testing the market.
What it has actually sold for
iProperty puts the median recorded sale at RM620 psf for 2024 to 2026, with most deals between RM558 and RM621 psf. EdgeProp's history shows how far the block has travelled: a record high of RM918 psf in April 2017 for a 680 sq ft unit, and a low of RM445 psf in March 2024 for a 1,033 sq ft unit.
Put that against the launch. A 983 sq ft unit at the RM850 psf launch floor cost about RM835,000 in 2013. The same size now asks RM580,000 to RM698,000, so a buyer today comes in 16% to 31% under what the first owners paid. The people who queued for the ballot took that loss. You do not have to.
Rents and yield
EdgeProp carried eight rental adverts on the same day. A 983 sq ft two-bedroom asked RM2,500. Two 993 sq ft units asked RM2,700 and RM3,300. Three adverts asked RM4,500 for 1,004 to 1,069 sq ft, and I would not plan a purchase around that figure: a 955 sq ft two-bedroom at Medini Signature asks RM2,500 to RM2,800, and nothing comparable nearby gets close to RM4,500 on a long let. RM2,500 to RM3,300 is the band to work with. Rental adverts for the one-bedroom are thin. PropertyGuru showed a single one in October at about RM2,000.
| Unit | Asking price | Asking rent a month | Gross yield |
|---|---|---|---|
| 983 sq ft, 2-bed | RM580,000 | RM2,500 | 5.2% |
| 993 sq ft, 2-bed | RM670,000 | RM2,700 | 4.8% |
| 993 sq ft, 2-bed | RM670,000 | RM3,300 | 5.9% |
| 715 sq ft, 1-bed | RM340,000 | about RM2,000 | about 7% |
Gross yield is twelve months of asking rent over asking price. The one-bedroom line rests on one rental advert, so check it against a signed tenancy before relying on it.
The two-bedrooms come out about a point below Medini Signature, where the same sum gives 6.3% to 6.5% gross. You are paying for a small block, the address and the walk to the hospital. The one-bedroom at RM340,000 is where the numbers work. Net is lower in every case. The maintenance charge was RM0.49 psf at launch, which would be about RM482 a month on 983 sq ft, and on the RM580,000 unit at RM2,500 that alone takes the yield to about 4.2%. Ask the seller for the current management statement, because the rate may have moved since.
Some owners run units as short-stay apartments, and one operator lists seven units in the block on Vrbo. If that is your plan, get the management's house rules in writing first. Buildings change their position on short stays.
What it costs to complete the purchase
Stamp duty on the transfer is the biggest add-on for a resale unit. A Malaysian citizen or permanent resident pays the tiered rate: 1% on the first RM100,000, 2% from there to RM500,000 and 3% from there to RM1 million. Since 1 January 2026 a covered foreign buyer pays a flat 8%.
| Unit and asking price | Malaysian: transfer stamp duty | Foreign: 8% stamp duty | Gap |
|---|---|---|---|
| 715 sq ft at RM340,000 | RM5,800 | RM27,200 | RM21,400 |
| 983 sq ft at RM580,000 | RM11,400 | RM46,400 | RM35,000 |
| 983 sq ft at RM670,000 | RM14,100 | RM53,600 | RM39,500 |
Duty is charged on the price or the market value, whichever is higher. Legal fees, loan stamp duty and valuation are on top for both buyers.
A first-time Malaysian buyer may do better than the first row. Budget 2026 extended the stamp duty exemption for a first home priced up to RM500,000 until 31 December 2027, and the studios and one-bedrooms sit inside that limit. Portals list Afiniti as a service residence, and serviced blocks are often on commercial title, so have the lawyer confirm the exemption applies to the unit before you count on it.
Foreign buyers
A quarter of the launch buyers were Singaporean, so plenty of owners here already live across the Second Link. The rules for a new foreign buyer are tighter than they were in 2013. Johor's published baseline for foreign purchasers is RM1,000,000 and every unit advertised here asks less. Medini is not an automatic exemption, whatever an older brochure says. Some below-threshold purchases can still be approved, and the published fee schedule sets a RM50,000 minimum for an approved service apartment or SOHO below RM1 million.
If that line applies, a foreign buyer of the RM580,000 unit should budget RM46,400 in stamp duty plus RM50,000 in approval fee, RM96,400 before legal costs. At RM2,500 a month that is more than three years of rent. Get the approval route for the exact unit and title in writing before you pay a booking fee. The full checklist is on buying Medini property as a foreigner.
Location and drive times
The block is practically next door to Gleneagles Hospital Medini Johor. iProperty's location data puts the hospital at 164 metres, a two-minute walk, and Mall of Medini at 543 metres, about seven minutes on foot. That walk is the building's main selling point for hospital staff and for the families of long-stay patients. Off-peak by car, roughly:
- Legoland Malaysia: about 5 minutes
- EduCity and Marlborough College: about 10 minutes
- Puteri Harbour: about 10 minutes
- Tuas Second Link checkpoint: 15 minutes or so on a clear run
- JB city centre and the RTS Bukit Chagar station: 30 to 40 minutes
A tenant who works in Tuas or Jurong will find Medini easy. One who works near the RTS in JB town will not. The full map is on Why Medini.
My take
Afiniti is a small block with a two-minute walk to the hospital and a developer name that still carries weight. The two-bedrooms are priced for that, and at about 5% gross I would only buy one to live in or to hold for a hospital tenant I already know. The RM340,000 one-bedroom is the buy. It sits about RM50,000 under the 655 sq ft one-bedroom at Medini Signature, which asks RM389,000 to RM390,000, and it is a bigger unit. If entry price is all you care about, compare it with D'Pristine @ Medini and Grand Medini. Area-wide numbers are on Medini property prices and Medini condo for rent. Send me the advert you are looking at and I will tell you which of the seven layouts it really is and what the last one sold for.
Questions people ask about Afiniti Residences
How much is an Afiniti Residences unit today?
On 4 October 2026 the sale adverts on iProperty and EdgeProp asked RM294,600 to RM299,000 for a studio, RM340,000 to RM479,000 for the 715 to 759 sq ft one-bedroom layouts and RM580,000 to RM698,000 for the 980 to 993 sq ft two-bedroom layouts. These are asking prices, not transacted prices.
What is the rent at Afiniti Residences Medini?
EdgeProp rental adverts on 4 October 2026 asked RM2,500 for a 983 sq ft two-bedroom and RM2,700 to RM3,300 for 993 sq ft. Three adverts asked RM4,500 for 1,004 to 1,069 sq ft, well above anything comparable in Medini, so use RM2,500 to RM3,300 when you work out a yield.
Who developed Afiniti Residences?
Afiniti Residences Sdn Bhd, a wholly owned subsidiary of Pulau Indah Ventures, which is a 50:50 joint venture between Khazanah Nasional of Malaysia and Temasek Holdings of Singapore. It is the residential tower of the five-acre Afiniti Medini development.
How many units does Afiniti Residences have?
147 units on 21 residential levels in one tower, in seven layouts from a 484 sq ft studio to a 1,064 sq ft two-bedroom.
Is Afiniti Residences freehold?
No. It is leasehold, like the rest of Medini. Check the remaining term and the title type on the exact unit before you sign.
What price per square foot does Afiniti Residences sell at?
iProperty puts the median recorded sale at RM620 psf for 2024 to 2026, with most deals between RM558 and RM621 psf. EdgeProp's record high is RM918 psf in April 2017 and its low is RM445 psf in March 2024. The 2013 launch was priced at RM850 to RM1,000 psf.
Can a foreigner buy at Afiniti Residences?
Possibly, but do not assume it. Johor's published baseline for foreign buyers is RM1,000,000 and every unit advertised here asks less. Get written confirmation of the approval route for the exact unit and title, and budget for the flat 8% stamp duty that applies to covered foreign purchasers from 1 January 2026.
How far is Afiniti Residences from Gleneagles and Legoland?
Gleneagles Hospital Medini Johor is about 164 metres away, a two-minute walk, and Mall of Medini is about 543 metres, per iProperty's location data. Legoland Malaysia is about five minutes by car.
Looking at an Afiniti Residences unit?
Send me the listing or the layout you want. I will come back with recent transacted prices for that size, a realistic rent, and the foreign-purchase route for that unit.
WhatsApp Chris +60 10-369 8656